Unlisted or off-market properties (homes sold without public MLS or Yad2 listings) can offer buyers privacy, less competition, and potentially better pricing.
However, within Israel, where 93 per cent of the land is managed by the Israel Land Authority (ILA), formal listings can be fiercely contested, making it essential for a serious buyer to master off-market channels.
With that in mind, we have compiled ten high-value strategies specifically tailored to the Israeli market to help you uncover and acquire these hidden gems.
Cultivate Pocket Listing Agents
Some real estate brokers maintain discreet, invite-only lists of clients willing to sell before publicly advertising (a perfect exclusive window into this world would be the Penrith Floor Plan). In order to take part in this, consider the following:
- Identify veteran agents at top firms known for high-end or investment sales.
- Offer exclusivity by telling them you’re committed and ready to move quickly.
- Attend by-invitation viewings and networking events they host, as this personal rapport can earn you first sight of off-market homes.
Agents love this approach because it allows them to earn referral fees by placing properties privately, and you benefit by avoiding bidding wars and public listings.
Monitor Israel Land Authority (ILA) Tenders
The ILA periodically sells state-owned plots through online tenders, including parcels in new developments and affordable housing programs. An easy was to get asses into this network is to:
- Register at the ILA’s online tender portal and set alerts for Active Land Tenders in your preferred regions.
- Review the annual ILA report (in 2023, over 30,000 marketed apartments went uncontracted), signifying unsaturated demand for many plots.
- Submit competitive bids with clear financing proof; many competitors overextend, so conservative offers backed by solid funding often win.
This strategy is successful because you’re competing only with serious buyers in a regulated auction, not the general public.
Track Municipal & City Tenders
Municipalities auction off old public-sector buildings, parking lots, and reconstruction projects through city-run tenders. Here’s how you can get in:
- Bookmark and routinely check the real estate or procurement section of city websites (e.g., Tel Aviv, Jerusalem).
- Download each Tender Brochure (Tikun Kones) to understand requirements and deadlines.
- Network with municipal asset managers; a friendly coffee meeting can earn you early tips on upcoming tenders not yet posted.
These deals often fly under the radar, with minimal marketing beyond the city’s portal.
Leverage Community & Religious Networks
In tight-knit neighbourhoods and religious communities, word of mouth is key. Sellers discreetly inform community leaders or shul committees before going public. Here’s what to do:
- Inform your local synagogue’s administrator or neighbourhood council that you’re actively looking; ask them to circulate your requirements.
- Join Hebrew-language WhatsApp groups or Telegram channels dedicated to your area.
- Attend local chugim (interest groups) or charity events, and casual conversations often reveal forthcoming sales.
Community goodwill and shared values drive many discreet transactions, especially in ultra-orthodox and religious Zionist neighbourhoods. Use this to your advantage!
Partner with Real-Estate Attorneys & Notaries
Lawyers handling divorces, estates, or debt settlements know about impending property transfers before they hit the market. It would be wise to:
- Reach out to boutique real-estate law firms and express interest in acquisitions; offer a finder’s fee for suitable leads.
- Ask attorneys to notify you of probate sales (yerusha), foreclosure settlements (aaciyos), or lease-to-freehold conversions.
- Attend public viewings for execution-office auctions; some properties are court-ordered but never listed elsewhere.
Legal professionals see a pipeline of deals before agents or sellers have even decided to list.
Engage Building Committees (Va’ad Habayit)
In co-ops (chovat kehillah), the va’ad habayit (building committee) knows when neighbours consider selling or upgrading, so introduce yourself to building committees in blocks where you’d like to buy; offer to help with minor maintenance or attend meetings. You could also do things like:
- Mailing a brief letter outlining your purchase interest to the address list held by the committee.
- Follow up quarterly with a friendly call, reminding them that you’re a ready and serious buyer.
It’s a smart move considering committee members often relay offers internally first to avoid external broker fees.
Join Real-Estate Investment & Diaspora Clubs
Private investment clubs, both in Israel and abroad, pool knowledge and leads on off-market purchases. Consider this strategy when you’re ready to lock in a sweet deal at the Penrith. Here’s how to execute:
- Look for groups like “Real Estate Israel Investors” on Facebook or “Israel Property Investors” Meetups.
- Attend webinars hosted by diaspora associations where returning expats share insider tips.
- Offer to co-invest small amounts in bulk deals; many leads come via shared-capital arrangements.
Collective networks amplify reach and deal flow, surfacing opportunities no single buyer could find alone.
Execute Direct-Mail & Digital Canvassing Campaigns
Target homeowners directly with personalised letters or Facebook ads offering a quick, hassle-free sale.
- Purchase a mailing list of properties in probate, pre-foreclosure, or with multiple years of ownership (indicating potential turnover).
- Send concise Hebrew letters explaining your credentials, financing readiness, and discretion guarantee.
- Run geo-targeted ads on Facebook and Instagram within specific zip codes of your choice, featuring a clear call-to-action.
Attend Auctions & Court-Ordered Sales
Banks and courts auction distressed or collateral properties via the Execution Office (matnat keva) and District Courts. Here’s a game plan:
- Scan the Tikun Kones auction listings on court and bank websites each month—properties are often well below market value.
- Verify the title and lien status with a quick Tabu check, then secure a bank check or guarantee (5-10% of the opening price).
- Attend viewings and have your bidder card ready; auctions move fast but favour prepared buyers.
When there are fewer competitors, distressed sellers translate into marked price discounts.
Build Developer & Architect Relationships
Architects and small-scale developers sometimes offer leftover units or land parcels to trusted contacts before a public release. Why not consider:
- Identifying boutique architectural firms active in your target neighbourhood and meeting for design consultations, even if you’re undecided.
- Offering to review project plans or provide market feedback, as developers value on-the-ground buyer insights.
- Asking about excess lots from larger projects or plot divisions in kibbutzim undergoing privatisation.
Bringing It All Together
If you’re pursuing an off-market acquisition, remember that it requires persistence, local insight, and relationship-building. We recommend starting by selecting 2 to 3 of our approaches that align with your style and committing to a disciplined schedule of outreach and follow-up.
Good hunting!